The "TC" Town Center District is established in order to encourage a mix of residential, commercial, institutional, office and professional uses, located adjacent to major transportation facilities. The development standards are intended to promote developments of an urban scale, and high quality urban design, including significant public space areas. Allowable uses are based upon the Community Redevelopment Plan. Areas of the City for which this zoning category is appropriate are designated on the Land Use Plan Map as Community Redevelopment District (CRD).

(Ord. No. 3748, § 3, 10-28-2010; Ord. No. 4079, § 1(Att. A)82., 3-14-2019)

A maximum density of fifteen (15) dwelling units per net gross shall be permitted; however, a maximum of twenty-five (25) dwelling units per net acre is permissible through bonuses. The maximum intensity for nonresidential development is a FAR of seventy-five hundredths (0.75), increasable to a maximum FAR of two and seventy-five hundredths (2.75) through bonuses. It is intended that development standards and performance standards bonuses control the permissible density or intensity, design, and development criteria.

For calculating allowable density and intensity of development, the maximum allowable FAR shall be applied to the total net acreage to determine nonresidential development yield exclusive of allowable residential development potential. The Community Redevelopment Agency is not obligated to approve site plans based on total potential yield if the site plan is not compatible with abutting development. The following example illustrates this calculation:

Site = 1 acre = 43,560 square feet

.45 F.A.R. × 43,560 SF = 19,602 square feet of nonresidential development yield, plus 15 du/ac × 1 acre = 15 dwelling units yield (exclusive of bonus potential.).

Thus a mixed use development on a one (1) net acre site may develop nineteen thousand, six hundred two (19,602) square feet of retail, office or personal services or combinations of such along with fifteen (15) dwelling units on a one (1) acre site.

Light repair, assembly and manufacturing activity on a scale associated with artisans and crafters is permitted in combination with retail and/or residential uses provided that the area devoted to these activities shall not occur in the front one-fourth of the structure and the activities do not result in impacts related to prohibitions outlined in Section 18-1524.5(E) of this Code. Furthermore, no outdoor storage shall be permitted with this activity.

(Ord. No. 3748, § 3, 10-28-2010; Ord. No. 4079, § 1(Att. A)83., 3-14-2019)

No building or land in the "TC" District shall be used, and no building shall be hereafter erected, structurally altered or enlarged, except for the permitted and conditional uses listed below. The uses listed as conditional uses below may be permitted if their site locations and proposed development site plans are first approved, as provided in the procedure for approval of conditional uses under Section 18-1531, "Conditional Use Regulations", of this Article. Uses that are similar to any permitted or conditional use, as determined by the Planning and Development Services Director, shall be permitted in the same manner (i.e. permitted versus conditional) as the listed use to which it is similar, provided that any similar use specifically permitted in another zoning district shall not be permitted. Permitted (P) and conditional (C) uses shall be subject to the conditions established in the following Table 18-1522.3 and other applicable conditions of this district and Article.

Table 18-1522.3: Authorized Uses in TC District

(Ord. No. 3748, § 3, 10-28-2010; Ord. No. 3928, § 18, 1-22-2015; Ord. No. 4042, § 5, 10-26-2017; Ord. No. 4079, § 1(Att. A)84., 3-14-2019; Ord. No. 4106, § 8, 3-12-2020; Ord. No. 4190, § 1, 4-27-2023; Ord. No. 4205, § 18, 7-27-2023; Ord. No. 4280, § 5, 1-9-2025)

The development standards governing the use of any lot within the "TC" District shall be established during the site plan approval process. The CRA, after recommendation from the Planning and Zoning Commission shall approve the standards proposed on a site plan provided it determines that the proposed standards accomplish the intent of this Section.

(A)

MINIMUM LOT REQUIREMENTS. There are no minimum lot area or width requirements within the "TC" District. However, open space shall be provided around each building so as to provide adequately for light, air, and proper relationship of building to site, especially adjacent uses.

(B)

MINIMUM YARD SETBACK REQUIREMENTS. Buildings shall be set back a reasonable distance from all property lines and abutting roadways so as not to adversely affect or impede the use of abutting property or be adversely affected by abutting land uses currently existing or zoned.

(C)

Building height in excess of one hundred (100) feet shall not be permitted. First floor transparency is encouraged from two (2) feet to eight (8) feet with retail uses.

(D)

Building separation and number of dwelling units/structure shall be based upon site-design considerations including building height and mass, architectural facade articulation and changes in the horizontal plane of the façade, as well as required or appropriate locations of rear-access driveways and pedestrian pass-throughs.

(E)

Maximum lot coverage shall be a function of drainage and landscape buffer requirements.

(F)

FLOOR AREA RATIO (FAR). (maximum/maximum through bonuses)

1.

Residential N/A.

2.

Nonresidential and mixed-use 0.75/2.75.

(G)

MINIMUM LIVEABLE FLOOR AREA (PER DWELLING UNIT).

Single-family Detached: 1,000 SF

(H)

LANDSCAPING AND BUFFERING. See Section 18-1533, "Landscaping Regulations."

(I)

OFF-STREET PARKING AND LOADING. See Section 18-1532, "Parking and Loading Regulations."

(Ord. No. 3748, § 3, 10-28-2010)

To encourage the aggregation of lots, an appropriate scale and quality of residential development, quality architecture and site design, compatibility with adjacent uses, adequate open space and the achievement of other Comprehensive Plan and Community Redevelopment Plan objectives and policies, density/FAR may be increased during site plan review up to the maximums specified, in accordance with the Table of Performance Standards Bonuses and the criteria enumerated therein during the site plan review and approval process. The maximum bonus potential is ten (10) du/ac and/or 2.0 FAR.

TABLE 18-1522-1 PERFORMANCE STANDARDS BONUSES.

Table Notations

1.

Fractional bonus dwelling units shall be rounded up to a complete dwelling unit from .75 of a unit and higher.

2.

Payment in Lieu of Improvements—Only at the option of the Community Redevelopment Agency the applicant may be asked to deposit a cash payment with the Community Redevelopment Agency in lieu of making certain bonus factor improvements. The payment shall be in an amount equal to the cost of the specific improvements and shall be placed in the Redevelopment Trust Fund. Nothing in this provision is to allow for the purchase of bonus provisions by the applicant.

(Ord. No. 3748, § 3, 10-28-2010)